111-32 170th St · New York, NY 11433

$349,900

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 28 Days on market

Built 1935 3,000 sqft lot Est $685k · 49% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Colonial-style home needing a complete overhaul, sold in its current condition. Great location and opportunity. Close proximity to stores, eateries, parks, schools, transportation, and other area conveniences.

Key facts

• Great location
• Complete overhaul
• Colonial-style home

Tags

• COLONIAL-STYLE HOME
• COMPLETE OVERHAUL
• GREAT LOCATION
• CLOSE PROXIMITY TO STORES
• CLOSE PROXIMITY TO EATERIES
• CLOSE PROXIMITY TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $337k (3.6% below list).
• Recommended offer: $337k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.6% in New York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Market conditions: 120 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $3,373/mo this rent would consume 52% of the median local household income ($78k/yr) (locally 1701% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $245k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $337,335 (3.6% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $685,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111-19 169 St	0.03mi	3/2.0	1,136 (-0%)	6mo	$735,000	$647	89
109-49 176	0.39mi	3/1.5	1,156 (+1%)	3mo	$660,000	$571	75
110-44 177th St	0.36mi	3/2.5	1,160 (+2%)	5mo	$755,000	$651	70
105-15 171st St	0.60mi	3/1.5	1,148 (+1%)	7mo	$500,000	$436	63
110-11 Guy R Brewer Blvd	0.36mi	3/1.0	1,268 (+11%)	7mo	$400,000	$315	58
16427 109th Dr	0.29mi	3/2.0	998 (-12%)	5mo	$577,000	$578	58
11003 164th Pl	0.29mi	3/2.0	990 (-13%)	5mo	$595,000	$601	57
109-14 164th Pl	0.38mi	2/1.0 (-1)	1,000 (-12%)	8mo	$530,000	$530	50
16410 Foch Blvd	0.61mi	3/2.0	1,030 (-10%)	1mo	$710,000	$689	50
110-01 175th St	0.32mi	3/2.5	1,300 (+14%)	6mo	$810,000	$623	50
11511 180th St	0.73mi	3/2.0	1,050 (-8%)	1mo	$779,000	$742	48
15513 113th Ave	0.66mi	3/4.0	1,280 (+12%)	2mo	$767,600	$600	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-31,127
• Equity at exit: $52,171

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $5,699
• Equity at exit: $30,253

Cash invested: $97,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 11433

• Active inventory: 120
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,373 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$282 /mo · $3,385/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $402

Break-even live

Break-even rent $2,864

Max offer price $349,900

Occupancy floor 83%

Sensitivity live

Price	-10% $600	-5% $501	+0% $402	+5% $303	+10% $204
Rent	-10% $136	-5% $269	+0% $402	+5% $535	+10% $669
Rate	-1.0pp $578	-0.5pp $491	base $402	+0.5pp $312	+1.0pp $219

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10940 175th St Jamaica, NY	3.0	1.5	1300	$4,000	$3.08	19d	1	0.37mi
105-17 170th St Unit 1 Jamaica, NY	3.0	2.0	850	$3,200	$3.76	25d	1	0.61mi
17203 119th Ave Jamaica, NY	3.0	2.0	1090	$3,300	$3.03	25d	1	0.67mi
103-20 168th Pl Unit 2nd floor Jamaica, NY	3.0	1.0	1000	$2,900	$2.90	25d	1	0.76mi
15053 115th Dr Jamaica, NY	2.0	1.0	1264	$2,997	$2.37	8d	1	0.77mi
18334 Fonda Ave Saint Albans, NY	4.0	1.0	1080	$4,000	$3.70	18d	1	0.77mi
120-06 172nd St Unit 2 Jamaica, NY	3.0	2.0	900	$3,000	$3.33	25d	1	0.81mi
108-46 153rd St Unit 1FL Jamaica, NY	3.0	1.0	900	$2,900	$3.22	25d	1	0.83mi
15307 Arlington Ter Jamaica, NY	3.0	1.5	1470	$3,800	$2.59	25d	1	0.83mi
120-23 Guy R Brewer Blvd Unit 1 Jamaica, NY	3.0	1.5	1200	$3,250	$2.71	19d	1	0.88mi
106-12 156th St Unit 2nd Fl Jamaica, NY	3.0	2.0	1208	$3,499	$2.90	25d	1	0.91mi
12606 172nd St Jamaica, NY	3.0	2.0	1050	$3,200	$3.05	19d	1	1.00mi
17218 Jamaica Ave Unit 501 Jamaica, NY	2.0	2.0	939	$3,300	$3.51	25d	1	1.04mi
11649 147th St Jamaica, NY	3.0	1.0	1280	$3,600	$2.81	8d	1	1.04mi
90-48 171st St Jamaica, NY	2.0	1.0	1000	$2,750	$2.75	25d	1	1.08mi
90-32 179th St Unit 2nd fl Jamaica, NY	3.0	1.0	1200	$3,000	$2.50	25d	1	1.15mi
19223 116th Rd Saint Albans, NY	3.0	1.0	800	$3,200	$4.00	25d	1	1.20mi
119-15A 145th St Jamaica, NY	3.0	1.5	1248	$3,800	$3.04	19d	1	1.26mi
8712 175th St Unit 6B Jamaica, NY	2.0	2.0	876	$3,000	$3.42	25d	1	1.30mi
17545 88th Ave Unit 6F Jamaica, NY	2.0	2.0	1224	$2,950	$2.41	25d	1	1.30mi
139-18 Lakewood Ave Unit 2F Jamaica, NY	3.0	2.0	1258	$3,250	$2.58	25d	1	1.31mi
190-24 102nd Ave Unit First floor Jamaica, NY	3.0	1.5	1000	$3,000	$3.00	25d	1	1.31mi
88-56 162nd St Apt 2D Jamaica, NY	2.0	1.0	1000	$3,000	$3.00	25d	1	1.32mi
139-22 Lakewood Ave Unit 2F Jamaica, NY	3.0	2.0	1008	$3,250	$3.22	25d	1	1.34mi
177-30 Wexford Ter Apt 806 Jamaica, NY	2.0	1.0	1090	$3,400	$3.12	15d	1	1.39mi
177-30 Wexford Ter Unit 802 Jamaica, NY	2.0	1.0	900	$3,300	$3.67	3d	1	1.39mi
177-30 Wexford Ter Unit 603 Jamaica, NY	2.0	1.0	800	$3,300	$4.12	25d	1	1.39mi
177-30 Wexford Ter Unit 502 Jamaica, NY	2.0	1.0	1100	$3,270	$2.97	12d	1	1.39mi
11516 199th St Saint Albans, NY	3.0	2.0	1000	$3,800	$3.80	25d	1	1.46mi
12054 194th St Saint Albans, NY	3.0	1.0	1099	$3,200	$2.91	25d	1	1.50mi

Listing history 4 events

1. 2026-02-03
   status Pending
2. 2026-01-06
   listed $349,900 Active
3. 2009-07-08
   soldstatus $245,000
4. 2009-07-08
   soldstatus $480,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,385 · $282/mo
• Projected year-2 tax: $4,649 · $387/mo
• Expected delta: +$1,264/yr (+$105/mo · 37.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,480
• − Mortgage interest: −$19,600
• − Property taxes: −$3,385
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,238
• − Management: −$3,238
• − Depreciation: −$10,179
• Taxable loss: −$909
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $5,045/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: Queens County · 1,914,869 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 37,884
• Household income: $77,519
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 1701.0

Population outlook (Queens County) Hauer SSP2

• Today (2025): 2,546,320 people
• By 2030: 2,643,059 · +3.8%
• By 2040: 2,815,563 · +10.6%
• By 2050: 2,944,423 · +15.6%
• By 2075: 3,123,338 · +22.7%
• By 2100: 3,098,688 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 55% Asian 17% Hispanic / Latino 13% Two or more races 5% White 2% Native American 1%
• Hispanic origin (detail): Puerto Rican 3% Dominican 4%
• Common ancestry: Hispanic 2%
• Foreign-born: 42% · Canada, China, United Kingdom
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 11% French/Haitian/Cajun 4%

Political lean MEDSL · Queens

• 2024 margin: Strong D (+24.6) · D 62.3% · R 37.7%
• 2008→2024 swing: -26.2pp toward R · 2008: 50.8pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+45.2 2016: D+53.4 2012: D+58.5 2008: D+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -250.63%
• Current HPI: 383.7055
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+42.8% since first listed

4 events — show timeline

• 2026-02-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Listed $349,900 OneKey® MLS as Distributed by MLS Grid
• 2009-07-08 Sold (Public Records) $480,000 Public Records
• 2009-07-08 Sold (Public Records) $245,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,385 · +3.2% YoY. Source: county tax records.